CommercialRESIDENTIALLeaseholdDistrict 18 · Pasir Ris

Seastrand

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2017

Quick Summary

Seastrand is a commercial building in District 18 · Pasir Ris, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is leasehold with roughly 84 years remaining. 2 transactions are on record since 1995, most recently in May 2017. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Seastrand.

Ask PropKaki

What are the key facts about Seastrand?

Key takeawaySeastrand is a commercial building in District 18 · Pasir Ris, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Leasehold
District / Area: District 18 · Pasir Ris
Address: 11 Pasir Ris Link
Land area: 20,001 sqm
Completed: Not on record
Storeys: 12 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 475
Strata formed: 2015 (MCST 4258)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 2

About Seastrand

Seastrand is a mixed-use building in Pasir Ris (District 18). It is located along Pasir Ris Link, Singapore 518180.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is leasehold, with about 84 years remaining on the lease. It occupies roughly 20,001 sqm of land with about 45,373 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$1,709 psf. The most recent was in May 2017.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Pasir Ris MRT, 941 m away (about a 15-minute walk). The closest bus stop (Opp Blk 233) is 151 m away (about a 2-minute walk).

What is Seastrand zoned as?

Key takeawaySeastrand sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Seastrand sold for?

Key takeaway2 transactions are on record since 1995, most recently in May 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2017	Retail	S$1.13M	689 sqft	$1,633
Mar 2012	Retail	S$1.23M	689 sqft	$1,785

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Seastrand rent for?

Key takeawayNo street- or building-level rent is published here. Across District 18 retail, retail space rented at a median of $18.35 psf a month in 2026Q3, with the middle half of leases between $15.60 and $25.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 18 retail

Region band · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 18 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Seastrand

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at Seastrand?

Key takeawayURA has approved 5 changes of use at Seastrand since 2000, most recently in 2023. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

16 Nov 2023ApprovedFloor 1
Change of use to cafe
Proposed change of use of unit #01-XX to cafe
15 Aug 2022ApprovedFloor 1
Change of use to clinic
Proposed change of use of part unit #01-XX to clinic
20 Dec 2019ApprovedFloor 1
Change of use to take-away food shop and hair salon
Proposed change of use of unit #01-XX to a take-away food shop and hair salon
26 Mar 2018ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of shop unit #01-XX to medical clinic at 11 pasir ris link, seastrand condominium
14 May 2015ApprovedFloor 1
Change of use to health centre
Change of use of 1st storey shop unit #01-XX to health centre (cat1 me) at seastrand

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near Seastrand?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 18 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$288.17	$334.04	$372.08
B1 & Below · 30 & Below	$402.91	$419.52	$444.18
Level 1 · 30 & Below	$338.80	$476.56	$507.11
Level 2 & 3 · >30 - 100	$160.23	$185.71	$256.74
B1 & Below · >30 - 100	$242.12	$313.16	$407.37
Level 4 & Above · >30 - 100	$246.24	$280.87	$292.97
Level 1 · >30 - 100	$145.32	$182.85	$282.19
Level 1 · >100 - 300	$150.78	$175.58	$214.75

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near Seastrand?

Key takeawayThe nearest MRT/LRT is Pasir Ris MRT, about 941 m away — and 2 competing retail premisess operate nearby.

Getting around

Pasir Ris MRT941 m · ~15 min

Amenities nearby

Opp Blk 233 · 151 mEducational Institution · 257 mPlace Of Worship · 403 mPasir Ris East Community Club · 805 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Raw Market Pte. Ltd. · 0 mDowntown East · 583 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Seastrand

Key takeawayThe nearest station is Pasir Ris (EW1), 942 m away — a busy station, with about 63,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 9% of retail buildings

nearest MRT/LRT Pasir Ris (EW1) 942 m, about 63,000 taps a weekday; bus stops within 400 m: 13, about 14,000 taps a weekday; Pasir Ris: 23,751 resident workers (Census 2020, by workplace); about 38,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Pasir Ris (EW1)942 m · about 63,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Seastrand. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 231A Pasir Ris Drive 4 (HDB)178 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 809 car lots
Blk 478/487 Pasir Ris Drive 4 (HDB)204 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 235A Pasir Ris Street 21 (HDB)282 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 325 car lots
Blk 463/466 Pasir Ris Street 41 (HDB)375 m
S$0.60 per half-hour at midday on a weekday
Blk 225A Pasir Ris Street 21 (HDB)421 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 388 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Pasir Ris Park Car Par K E Off St, 2.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Seastrand's own car park, if it has one, and its charges are not in the open data.

Who's registered at Seastrand?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Seastrand as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Financial and insurance
0
Professional, scientific and technical services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Seastrand

Where is Seastrand?⌄

Seastrand is at 11 Pasir Ris Link, Singapore 518180, in the Pasir Ris planning area.

What is Seastrand zoned as?⌄

Seastrand sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Seastrand?⌄

Seastrand is leasehold. About 84 years remain on the lease.

What have units at Seastrand sold for?⌄

Across 2 recorded transactions, the median price is S$1,709 psf. The latest was in May 2017.

What is the nearest MRT station to Seastrand?⌄

Pasir Ris MRT is the closest, 941 m away (about a 15-minute walk).

How many businesses are registered at Seastrand?⌄

3 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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This development is also registered as the residential project Seastrand.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.